{"asOf":"2026-07-24T06:16:55.310Z","block":"2500-2599 SOUTH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-south-st","address":"2521 SOUTH ST","parcelNumber":"303080000","source":"https://property.phila.gov/?p=303080000","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"PETRONIS LOUISA","coOwner":null,"marketValue":755000,"landAssessment":151000,"improvementAssessment":604000,"livableArea":1696,"yearBuilt":1915,"lastSale":{"price":487500,"date":"2015-11-20T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94597290651764,"lng":-75.18264951870188,"geom":{"type":"Polygon","coordinates":[[[-75.182596564,39.946087412],[-75.182645907,39.945851814],[-75.182702495,39.945858466],[-75.182653092,39.946094029],[-75.182596564,39.946087412]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":3,"lotArea":1440,"zoning":"RM1","grade":"B","basement":null,"heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":true,"mail":"2521 SOUTH ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":314600,"taxable":292100,"land":82224,"improvement":232376,"taxableLand":82224,"taxableImprovement":209876,"exemptLand":0,"exemptImprovement":22500},{"y":2017,"v":314600,"taxable":314600,"land":94380,"improvement":220220,"taxableLand":94380,"taxableImprovement":220220,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":314600,"taxable":314600,"land":94380,"improvement":220220,"taxableLand":94380,"taxableImprovement":220220,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":564700,"taxable":524700,"land":169300,"improvement":395400,"taxableLand":169300,"taxableImprovement":355400,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":551900,"taxable":506900,"land":165570,"improvement":386330,"taxableLand":165570,"taxableImprovement":341330,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":551900,"taxable":506900,"land":165570,"improvement":386330,"taxableLand":165570,"taxableImprovement":341330,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":551900,"taxable":506900,"land":165570,"improvement":386330,"taxableLand":165570,"taxableImprovement":341330,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":617300,"taxable":537300,"land":123400,"improvement":493900,"taxableLand":123400,"taxableImprovement":413900,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":617300,"taxable":537300,"land":123400,"improvement":493900,"taxableLand":123400,"taxableImprovement":413900,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":746300,"taxable":646300,"land":149260,"improvement":597040,"taxableLand":149260,"taxableImprovement":497040,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":746300,"taxable":646300,"land":149260,"improvement":597040,"taxableLand":149260,"taxableImprovement":497040,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":755000,"taxable":655000,"land":151000,"improvement":604000,"taxableLand":151000,"taxableImprovement":504000,"exemptLand":0,"exemptImprovement":100000}],"taxNow":9047,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"694451","date":"2016-05-24","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":"2017-07-18","scope":"EZ INTERIOR DEMOLITION - FOR THE INTERIOR DEMOLITION OF NON LOAD-BEARING PARTITION WALLS AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"ZP-2025-001872","date":"2025-03-10","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF ADDITIONS TO AN EXISTING STRUCTURE. SIZES AND LOCATIONS AS SHOWN ON THE PLAN. **AMENDED AS OF 5/18/2025 AS PER APPROVED PLANS**"},{"number":"RP-2025-006027","date":"2025-08-06","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"Construct two story addition above existing 1 story addition. Remodel kitchen and 3rd floor bathroom. details as shown on the plans."},{"number":"MP-2025-005091","date":"2025-10-15","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. Install 1:1 ductless system in the addition. Disconnect and relocate (2) existing ductless units on the 3rd floor. Disconnect first floor living room for renovations, then reconnect after work is complete. Install new line sets and drains to the new outdoor unit location."},{"number":"PP-2025-015137","date":"2025-11-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-05-18","scope":"REPAIR/REPLACE CT, FAI, MD & 3/4\" WDP."},{"number":"PP-2025-015313","date":"2025-12-02","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Rough plumbing for 1st floor powder room , 3rd floor master bathroom & stack. Installing (2) toilets, (3) lav sinks (1) shower, (1) tub & (1) stack)"},{"number":"EP-2026-002582","date":"2026-03-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Furnish and install all Labor & Material for the following scope of work: Kitchen: - Reuse some existing circuits and possibly extend them to feed GFCI protected countertop receptacles, dishwasher, Garbage Disposal, 240 Volt Range, refrigerator, and (2) GFCI protected island receptacles. - New wiring for (9) recessed LED lights on 3 way dimmable, (3) pendants over the island and (1) over furnished chandelier over table, controlled by separate dimmers. - New wiring, transformer, ~10 feet of LED under-counter tape lighting, and dimmer - New arc fault breakers for all extended existing circuits and new. Living Room: - Existing receptacle locations to remain. Reuse existing circuits and run new wiring for (6) LED recessed lights & (1) flush mount ceiling light controlled by (2) 3 way dimmable switches. New wiring, outlet boxes, and hang (4) owner furnished wall sconces controlled by (1) dimmer switch. - New wiring, outlet boxes, receptacles for Record player, TV, and Gas Fireplace insert. - New wiring, switch and (2) owner furnished outside light fixtures 2nd Floor Bedroom: - Existing receptacle locations to remain. Reuse existing circuits and run New wiring & dimmer switch for (4) Recessed LED lights - New wiring & dimmer switch for (1) owner furnished ceiling light - New wiring & regular switch for (2) recessed LED lights in closet - New Smoke detector 3rd Floor Bath: - Existing receptacle locations to remain. Reuse existing circuits and run new wiring, (2) switches, (4) dimmers (5) Recessed LED lights, (2) owner furnished vanity lights, (1) owner furnished ceiling light over tub, (2) exhaust fans, (2) countertop GFCI protected receptacles, and (1) GFCI receptacle behind Water Closet. 3rd Floor Office: - Existing receptacle locations to remain. Reuse existing circuits and run new wiring, (1) dimmer & (4) recessed lights 3rd Floor Bedroom: - New wiring, (3) dimmers, (4) LED recessed lights, (2) owner furnished ceiling fixtures above Fireplace, (1) Owner furnished c"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2015,"k":"sale","p":487500},{"y":2016,"k":"permit","w":"Demolition"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["6 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"5 permits not marked completed: 694451 (EXPIRED), RP-2025-006027 (Issued), MP-2025-005091 (Issued), PP-2025-015313 (Issued), EP-2026-002582 (Issued). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}